@Rich O'Brien Hey, I hope things are picking up in your life now.Wanted to check-in and see how things are going as well.This community seems to be so helpful, I'm glad you were strong enough to post about your situation.

Recommend you have a great understanding of the answers to these questions before thinking about a lawsuit.You'll also want to use these questions as discussion points with any new PMC you interview.If you post the address, everyone here will be able to give you more feedback about the quality of the listing and perhaps more insights.

Give proper legal notice of non-renewal and get them both out.

This was something I was intrigued about and the post jumped back to the top of the list when you asked yours. 

This approach simplifies the sale and avoids unnecessary legal or tax complications.If she want to share the proceeds and tax obligation in a technical way, she need to file a partnership return for this property.This post does not create a CPA-Client relationship.

Good listings are a people game, not anything you have at the bottom of your post.

I have done quite a few brrrr, but the market interest rate results in large negative cash flow when properly allocating expenses for a sustained hold.  

Place these footings strategically after you have jacked the house up to proper level.

@Nathan NoorlunRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Your posts are unbelievably helpful.